Searching for a new home can feel super exciting. Picturing yourself in a brand new space, decorating, and making it your own is fun to daydream about. But once you find a place you want to buy, it’s so important not to get swept away in the emotions. There’s a lot of practical and even tedious work involved in being a smart homebuyer. You need to thoroughly inspect the property, research the neighborhood, review the finances, etc. Not very glamorous, but utterly essential. 

One of the key steps is getting a professional inspection done. You want an expert to come in with a keen, objective eye to assess the home’s bones and systems. But don’t expect the building inspector to catch every little thing. Their reports definitely provide valuable insights, but they also have some blind spots. There are plenty of issues that can get missed or overlooked in a typical inspection.

As the buyer, you need to understand exactly what building inspectors do and don’t cover. That allows you to set realistic expectations for the inspection results. It also helps you know which areas require a little extra sleuthing on your part. You want to be an empowered buyer, not a clueless one! Going in with eyes wide open helps avoid expensive surprises down the road.

In this post, we’ll explore what building inspectors typically inspect, what they often miss, and tips to do your own thorough investigation. My goal is to provide a helpful guide so you know what to realistically expect from a building inspection. That way you can make the smartest purchasing decision on your new home. Let’s get started!

What Do Building Inspectors Typically Cover?

When you hire a building inspector, what exactly are they looking at? What areas and systems get evaluated? Their general focus is on three categories:

Structural Integrity 

Inspectors want to ensure the home’s foundation, walls, floors, and roof are built solidly. So they’ll carefully analyze:

– The foundation for any cracks or shifting. Are the floors and walls still nice and level? That can indicate settling issues.

– Do doors and windows still operate smoothly? Binding can mean the house has shifted. 

– They’ll also check for leaky windows, peeling exterior paint or siding, uneven roof lines, and any visible rot or termite damage. 

Major Systems

The inspectors will thoroughly test the condition of the home’s:

– Electrical – They’ll check the breaker panel for any defects, test a sample of outlets and switches, and verify the visible wiring looks good.

– Plumbing – They’ll turn on all the faucets, flush toilets, run showers to check water pressure and drainage. 

– HVAC – They’ll confirm the heating and cooling systems power on and distribute air properly.

– Appliances – The inspectors will do a quick test to see that the appliances are operational.

Obvious Defects

Inspectors keep an eye out for any glaring issues that are easily visible, like:

– Large cracks or holes in the walls or ceiling

– Severe water stains indicating leakage

– Significant rot or termite damage

– Major roof damage or leaks

– Dangerous exposed wiring 

– Missing or broken railings or supports

The inspector’s job is to flag any deficiencies that affect the home’s livability, safety, and function. They want to catch problems that could be expensive to repair for the buyer.

Limitations of Building Inspections

While building inspections are extremely useful, there are some inherent limitations to what they can realistically cover. Some key things they often miss include:

Minor Defects  

Inspectors only have a limited time onsite. They can’t catch every tiny flaw like a sticky drawer, loose doorknob, or drips from a bathroom faucet. Their inspection is more of a general sampling.

Cosmetic Issues

The inspectors don’t focus on pure aesthetics like ugly décor choices or tacky flooring. They leave judgments on the home’s design, colors, and furnishings to the buyer’s personal taste.

Future Problems

Inspectors can only point out issues that already exist and are visible. They can’t predict problems that may arise years in the future like an upcoming roof replacement or aging appliance likely to fail.

Inaccessible Areas 

There are areas inspectors may not access like inside walls, under insulation, buried plumbing runs, etc. So hidden issues can’t be identified.

The takeaway is that an inspection is not going to be a 100% complete report of every possible current and future defect. They focus on obvious issues impacting livability and function. More subtle issues often get overlooked.

Areas Building Inspectors Often Miss

Here are some spots in a home where problems frequently evade detection during an inspector’s standard walkthrough:

Plumbing Fixtures and Piping

Inspectors give plumbing a fairly basic test. They don’t have time to check piping hidden inside walls for leaks or clogs that could cause future headaches.

Electrical Issues

They don’t remove outlet covers or thoroughly check every light fixture, so it’s easy to miss some electrical problems lurking.

Insulation and Air Leaks

Inspectors often just eyeball insulation in accessible spots. They can’t identify gaps in difficult to access areas that can lead to energy loss.

Foundation and Crawlspaces

It’s hard to thoroughly scan foundations and crawlspaces for subtle signs of shifting, cracks, or water intrusion. Lighting is often poor and access limited.

Roof Wear and Tear 

Inspectors usually view the roof from the ground with binoculars. Slow roof leaks and underlying damage can be hard to spot from afar. 

Appliances

They do a quick operational check, but don’t thoroughly inspect appliances for issues unless problems are obvious.

Pest Infestation 

Termites, ants, mice, and other pests can easily go undetected if there’s no clear sign of major damage. They often lurk out of sight.

Noise Pollution

Inspectors don’t listen for noisy roads, neighbors, or other disruptions that could impact your enjoyment.

HOA Restrictions

They don’t review bylaws governing exterior changes, landscaping, pets, parking, etc. Make sure you understand any limits.

As you can see, inspectors have a long list of things they can easily miss during a typical walkthrough. This is exactly why it’s so important for buyers like you to thoroughly inspect yourself as well.

Why It’s Important to Do Your Own Inspections

Since inspectors have limitations, the buyer has to pick up the slack through their own detailed inspection. There are a few key reasons this is so important:

Catch Issues Inspectors Miss

You’re likely to discover at least a few flaws the inspector overlooked, so you can factor them into negotiations or your final decision.

Set Realistic Expectations

Knowing the home’s true condition prevents unpleasant surprises. You can budget properly for repairs and renovations needed down the road.

Negotiate Repairs or Credits

If you find problems, you can request the seller either remedy them pre-closing or provide a credit to help cover future costs.

Doing your own inspection puts you in the driver’s seat as a buyer so you’re not stuck paying for hidden issues later!

Tips for Doing Your Own Pre-Purchase Inspection

If you want your inspection to be comprehensive, here are some tips to do it thoroughly:

Inspect in Daylight

Bright natural light will reveal much more than squinting around with flashlights in the dark!

Bring Tools 

Bring a flashlight, outlet tester, small mirror, ladder, and other handy tools to access tricky spots.  

Take Your Time 

Move slowly through the home over several visits if possible. Rushing causes you to overlook things.

Start Outside and Work Inward

Begin with the landscaping, exterior, roof, attic, and work your way downward room by room.

Operate Everything 

Turn on all lights, appliances, sinks, toilets, HVAC systems. Look for leaks, odd sounds, delayed start-ups.

Check for Water Damage

Scan walls, floors, and ceilings for any stains indicating past leakage around plumbing, roofing, windows, etc.

Listen for Noise 

Note any loud vehicles, busy commercial districts, or barking dogs that could bother you.

Review Restrictions

Get and read the HOA docs or deed restrictions if applicable before making an offer. Know what you can and can’t do.

Being methodical and thorough will help you gain a true sense of the home’s condition to make a confident decision.

Calling In the Pros for Problem Areas

If your inspection reveals issues that require expert opinions, it may be wise to call in some pros for a consultation, like:

Plumbers – If you find troubling stains or discover leaks after taking possession, a plumber can diagnose and scope the pipes.

Electricians – Any flickering lights, odd smells, or outdated wiring should be assessed by a licensed electrician.

HVAC Technicians – Get a professional opinion on the heating and cooling systems if they seem faulty or inefficient. 

Roofers – They can inspect from up close for damage and leaks that may be developing. 

Pest Control – Termite infestations are a major threat you want to rule out. Get a pest inspection.

These experts often have specialized tools and the ability to access hidden areas buyers can’t. Their insights can provide added peace of mind or uncover issues to address.

Do a Final Walkthrough After Repairs

Once repairs are completed pre-closing, do one last walkthrough to verify:

– Repairs were done properly by licensed pros

– Previously hidden areas like attics are now visible, so check them  

– Operate appliances and systems to confirm proper functioning

– Check for cleanliness since the sellers should clean thoroughly

This final check ensures all is in order before signing on the dotted line!

Conclusion

Finding your dream home can certainly spark some rosy visions of the future. But in the excitement, don’t let your practical side fall asleep at the wheel! As thrilling as home shopping is, you must stay focused on doing careful due diligence. 

Part of that is understanding exactly what a building inspection does and does not cover. Inspectors provide an invaluable service, but also have limitations on what they can reasonably catch. This knowledge allows you to set accurate expectations, and fill in any inspection gaps through your own diligence.

Being an empowered buyer who proactively hunts for defects puts you in a much stronger position. You can then negotiate repairs or credits for issues uncovered. Don’t rely 100% on the inspection report. Combine it with your own meticulous eye to make the smartest purchase possible. Stay eager yet realistic, and you’ll end up with a home that exceeds your expectations!